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BTR / Multifamily residential

Flexible living needs
a flexible operating system.

Residents want a length of stay that matches their life. A corporate relocation, a short break between homes, a guest suite for the weekend. Lavanda enables you to operate long-term tenancies, corporate lets and short stays through one system, so your building can tap into all of them.

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Residents moving through a warm, open-plan apartment with a suitcase beside the hallway and large windows overlooking neighbouring homes.

Trusted by operators and investors across Europe's living sectors

The challenge

Your resident mix has already changed. Your property management system hasn't.

An apartment kitchen and dining area in walnut and stainless steel, with bare branches in a vase and a resident walking past.

Long-stay residents, corporate lets and guest suites often sit in the same building now, but most property management systems still assume every unit is let the same way. Short-stay bookings end up run through a separate channel manager, tracked independently, and reconciled manually at the end of each month.

That gap is where revenue gets lost. A short-stay unit can be priced against real demand, day by day. A unit stuck on a flat annual rate can't capture that. Bringing every tenure into one property management system closes the gap and turns spare capacity into revenue.

Solutions

Built for mixed-tenure buildings

A twelve-month tenancy, a corporate let and a short-stay booking are different products. OpenPMS treats them as one. The same record, the same ledger, the same property management system, no matter how a unit is being deployed and used.

OpenPMS

Manage every stay from one property management system

Why OpenPMS for multifamily

OpenPMS was built to manage flexible tenures. Long-term tenancies, corporate lets and short-stay bookings all run through the same property management system, so month-end closes from one source and yield is measured per unit, not per system.

Capabilities

Flexible booking journey

A resident, a corporate account or a guest books any length of stay in a few clicks - search, agree and pay in one sequence, fully synced with your pricing rules and live inventory availability.

Inventory & unit types

Unfurnished units, serviced accommodation and guest suites products group into product groups, priced and advertised as their own offer rather than assembled by hand for every booking.

Rate plans & incentives

Rates, modifiers and coupons apply by rule across periodic, corporate and short stay products - the same engine that prices a tenancy by rule prices a night by live demand.

Room rack & multi-calendar

Every unit's status - let, vacant, in turnaround - on one connected timeline, whatever the tenure. No double-booking between a corporate let and a short stay guest.

Branded resident portal

Events, announcements, payments and requests sit in a custom branded resident portal. Existing engagement tools or preferred third party apps connect through the open API rather than being replaced.

Accounts receivable

Invoicing, instalments and collections run off one ledger whatever the tenure, with automatic allocation across rent, corporate accounts and one-off stays alike. Every refund carries a reason code.

Insights & reporting

Occupancy, revenue and RevPAB report by tenure, in real time. Built-in AI puts deeper analysis on demand - ask in plain language, and it is there.

OpenPMS for your team

Marketing

A short stay or guest suite offer can run under its own brand, distinct from the residential identity, without confusing the booking journey for either audience. CRM-driven remarketing to corporate accounts and repeat bookers means demand you have already earned once costs less to earn again - which is what actually lowers acquisition cost over time.

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Sales

Every enquiry - a periodic tenancy, a six-week corporate let, a guest suite booking - sits in one pipeline, so you can see where a prospect drops out rather than guessing. Automating the admin between enquiry and signature frees the leasing team to spend their time on the conversations that actually close.

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Operations

Running a long-stay tenancy, a corporate let and a guest suite through three different workarounds is usually where the strain shows first. Intelligent automation handles the routine coordination regardless of tenure, so the team's time goes further without the portfolio forcing the team to grow alongside it.

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Resident experience

Residents choose a building for the quality and stability of the community around them, and that has to hold even when guest suites or short stay units sit in the same building. Operational separation keeps that boundary intact, and AI-assisted service that responds faster and more personally is what actually protects satisfaction and renewal.

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Finance & accounting

Real-time visibility into revenue and cost across every tenure - periodic, corporate, short stay - turns month-end into a checkpoint rather than a reconciliation between systems that do not agree. Automated allocation and a full audit trail mean every number, including RevPAB, can be explained rather than just reported.

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Asset management

Performance against the underwrite should be visible on demand, building by building and rolled up across the portfolio, not reconstructed at quarter-end from whichever system each building happens to run. Real-time reporting gives a clear, defensible account of what the flex element of the estate is contributing to NOI - the evidence an investor needs, and a stronger exit story for the assets that can show it.

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Short Stays

Guest suites and short stays, run properly

Why Short Stays for multifamily

Guest suites often get booked by email. A short-stay floor might sit on a single channel, with income reported somewhere the rest of the building's numbers can't reach. Lavanda runs it as a proper programme instead, priced like the hospitality product it is, with the resident community protected by how it's designed.

Capabilities

Intelligent vacancy management

Units earn from day one instead of sitting empty until the residential community is established. The short stay allocation reduces automatically as tenancies fill, without anyone managing the handover by hand.

Dynamic pricing

Short stay units price against real demand, day by day, rather than a flat rate reviewed once a quarter. The gap between what a unit earns on a periodic rent and what it could earn properly managed becomes visible instead of assumed.

OTA connectivity & direct booking

Listings, availability and rates sync across 450+ channels where your guests already search, so a unit is never sold twice. A branded direct booking site sits alongside them - no commission, and the guest's details are yours to keep and market to.

Guest vetting & protection

Every booking is screened before confirmation - identity, contact details and social footprint checked. The Lavanda Property Guarantee covers damage caused during a stay, with chargeback protection on the payment.

Ring-fenced units and access

Short stay units are designated as such, so allocation never drifts into the residential base. Guest access, arrivals and housekeeping stay inside their own boundary.

Guest suites, booked as an amenity

A small number of units, furnished to a higher spec, are booked directly by residents' friends and family or by guests nearby - revenue from floor area that would otherwise sit idle, and an amenity residents actually use.

Short Stays for your team

Marketing

Guest suite and short stay inventory is marketed across every channel guests already search, without your team building that reach from nothing. A branded direct channel alongside it - separate from the residential identity - means a growing share of that demand costs nothing in commission over time.

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Sales

A guest suite that only takes email enquiries converts a fraction of the demand it could. Properly distributed and bookable in a few clicks, repeat bookers and corporate accounts become a channel you can actually remarket to, not just a booking you hope repeats.

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Operations

Running a short stay programme alongside a residential community without a dedicated team is usually where the strain shows first. Lavanda Operational Support absorbs that load, so the programme runs at hotel-grade efficiency without diverting resource your residential team was never built to spare.

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Resident experience

A guest suite that is awkward to book and poorly communicated is a selling point nobody actually uses. Made simple to book and operationally ring-fenced from the residential floors, it becomes an amenity residents value rather than a source of friction with guests they never asked to share a building with.

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Finance & accounting

Guest suite and short stay income reconciles into the same ledger as the rent roll automatically, rather than needing a separate process every month-end. Because the revenue a programme is likely to produce is modelled before it launches, every result is measured against a forecast agreed in advance.

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Asset management

Short stay activation turns lease-up from a cost the underwrite absorbs into cash flow from day one, and gives a stabilised building a demand buffer that protects income if long-stay demand ever softens - without discounting the residential product to do it. That is a resilience and value-creation story backed by real performance data, not just asserted.

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Customer stories

Trusted by operators across Europe.

See how leading organisations are using Lavanda to unlock value, modernise operations and improve resident experiences.

A student study bedroom with a desk, posters and storage.

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Unlocking value beyond term time

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Lavanda’s leading technology will help us deliver a best-in-class student experience, and reflects our dedication to raising the bar for student accommodation.
Tom EllisGroup Strategy & Technology Director, Unite Students
Lavanda gives us the operational platform and the AI capabilities to better handle renewals and upsells without adding complexity or cost.
Leyth HampshireGroup Head of Sales and Marketing, AndSoul
We are delighted to partner with Lavanda to enhance our clients’ summer short stay offerings.
Matt BurtonExecutive Director Partnerships, UPP
We selected Lavanda to be our preferred short-stay partner across our whole 39,000-bed student portfolio due to their excellence in technology and deep knowledge of the short stay industry.
Kate ForesterManaging Director, Homes for Students

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Turn vacant inventory into lasting value.

Let the whole building earn.

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